Benalla vs Cobram
Property investment comparison - Benalla, VIC 3673 vs Cobram, VIC 3644
Head-to-head across core investment metrics: Benalla wins 2, Cobram wins 3. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Benalla | Cobram |
|---|---|---|
| Median house price | $445K | $440K |
| Median unit price | $315K | $330K |
| Gross rental yield (houses) | 5.87% | 5.66% |
| Gross rental yield (units) | 3.31% | 5.52% |
| 1-year house growth | - | -3.1%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 3.0% | 1.3% |
| Population | 10,822 | 6,148 |
Benalla vs Cobram: what the numbers say
The median house price is $445K in Benalla and $440K in Cobram, so Cobram is the cheaper entry point, with Benalla houses about 1% dearer.
For units, Benalla sits at a median of $315K against $330K in Cobram, which makes Benalla the more affordable unit market and Cobram the pricier one.
On cash flow, Benalla leads: houses there return a gross rental yield of 5.87%, compared with 5.66% in Cobram, a gap of 0.21 percentage points.
Rental vacancy is 1.3% in Cobram and 3.0% in Benalla, so landlords in Cobram face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Benalla is the bigger suburb, with a population of 10,822 against 6,148, larger than Cobram; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Benalla for rental income, Cobram for a lower purchase price, Cobram for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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